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Appendix D General Commercial Models
Real Property Assessment Guidelines Page 1
Contents
Overview General Commercial Models ...............3
General Commercial Mercantile Models .............5
GCM Basic Shell Components ..............................5
GCM Apartments ...............................................6
GCM Auto Service ............................................7
GCM Auto Showroom .......................................7
GCM Bank .........................................................8
GCM Bowling Alley ..........................................8
GCM Car Wash (Automatic) .............................9
GCM Convenience Market ................................9
GCM Country Club ..........................................10
GCM Dining/Lounge .......................................10
GCM Funeral Home ........................................11
GCM Health Club ............................................12
GCM Hotel/Motel Service ...............................12
GCM Hotel/Motel Units ..................................13
GCM Ice Rink ..................................................13
GCM Nursing Home ........................................14
GCM General Office ........................................14
GCM Medical Office .......................................15
GCM Parking Garage .......................................15
GCM General Retail ........................................16
GCM Department Store ...................................17
GCM Discount Store........................................17
GCM Neighborhood Shopping (Strip)
Center ...............................................................18
GCM Regional Shopping Center Mall
Shops ................................................................19
Stand alone basement .......................................19
GCM Supermarket ...........................................20
GCM Theater ...................................................21
GCM Utility Storage ........................................21
General Commercial Industrial Models .............23
GCI Basic Shell Components ..............................23
GCI Commercial Garage..................................24
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GCI Hangar ......................................................24
GCI Light Manufacturing ................................25
GCI Heavy Manufacturing ...............................26
GCI Loft Manufacturing ..................................26
GCI Mill Manufacturing ..................................27
GCI Industrial Office .......................................28
GCI Power Generating Plant ............................28
GCI Research and Development ......................29
GCI Small Shop ...............................................30
GCI Truck Terminal Bunk Room ....................30
GCI Truck Terminal Warehouse ......................31
GCI Light Utility/Storage.................................31
GCI Heavy Utility/Storage ...............................32
GCI Light Warehouse ......................................32
GCI Loft Warehouse ........................................33
GCI Mini Warehouse .......................................34
General Commercial Residential Models ...........35
GCR Basic Shell Components .............................35
GCR Apartment ...............................................36
GCR Dining/ Lounge .......................................36
GCR Funeral Home .........................................37
GCR Motel Service ..........................................37
GCR Motel Units .............................................38
GCR Nursing Home .........................................39
GCR Utility Storage Basement ........................39
GCR General Office.........................................40
GCR Medical Office ........................................40
GCR Bank ........................................................41
General Commercial Kit Models ........................42
Model: GCK- General Commercial Kit .............42
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Appendix D General Commercial Models
Real Property Assessment Guidelines Page 3
Overview General Commercial Models
This appendix contains descriptions of the general commercial models. The
purpose of the descriptions is to assist the user in determining if adjustments are
applicable to account for variations between the subject improvement and the
model selected to compute its replacement cost new. Photographs are also
included to assist the user in classifying subject improvements.
The purpose of the models is to facilitate the user in estimating the replacement
cost new of subject improvements as of the effective valuation date to serve as the
starting point in the application of the cost approach to value for ad valorem tax
purposes. The system is designed to accommodate the assessment process. The
test of the assessor’s estimate of replacement cost is not contingent upon the
valuation of any one construction component but rather in its approximation to the
actual construction cost of the subject improvement.
The models, based upon occupancy type, are divided into three major categories:
General Commercial Mercantile (GCM)
General Commercial Industrial (GCI)
General Commercial Residential (GCR)
Note: The fourth model, General Commercial Kit (GCK) is not based upon
occupancy type and therefore the following information is not relevant to it use:
The foundation, framing and basic shell construction are category-specific, with
floor and roof loads, doors, fenestration and store fronts typical of the occupancy.
Floor heights, interior finish and mechanical features are model-specific. The
following construction specifications are formatted accordingly with the basic
shell components applicable to all the models within the category presented first
and followed by the specifications applicable to each individual occupancy model.
The following applies:
(1) The valuation models were developed by the application of the Segregated
Cost and Unit-in-Place Cost Section of the Marshall Valuation Service.
(2) All components reflect the average cost of materials and workmanship
unless otherwise specified
(3) All model designs are plain and void of architectural treatment. Any
allowance for additional costs associated with wall cuts, roof breaks, split
elevations and other such design features are not built into any of the
models and must be considered in the design classification assigned to the
subject.
(4) The General Commercial Residential (GCR) models are only applicable to
wood or metal stud framed load bearing construction, regardless of story
height. Masonry construction requires the application of either GCM or
GCI models.
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(5) Floor height is model-specific and represent floor-to-floor or roof-to-roof
heights herein defined as the vertical distance form the top of the floor to
either the top of the next upper floor or to the eave of the roof, to the
nearest one foot. Note that in the case of single pitched (shed type) roofs,
the distance is measured to the lowest eave line. Variations in the roof
pitch must be considered in the design classification assigned to the
subject.
(6) Dock floor additives are applicable to GCI and certain specified GCM
models to account for variations in grade-to-ground floor height herein
defined as the average vertical distance from finished grade to the top of
the ground floor, to the nearest one foot.
(7) Interior finish cost coefficients are itemized in Schedule C and are user
modifiable by application of the Unit Cost Adjustments provided in
Schedule C. Note that the cost component for partitions includes built-in
features typical of the occupancy.
(8) Division walls, herein are defined as any interior wall which serves to
divide an area into private individually useable (rentable) units, are not
included in any of the models except apartments, motels and hotels for
which division walls are accounted for in the additives for unit finish. The
cost for partitions itemized in Schedule C does not include an allowance
for division walls.
(9) The Stand Alone Basement model is applicable to either basement
extensions projecting beyond the upper floor perimeter walls or an
underground (basement-like) structure standing alone without an upper
floor. The difference between this model and a basement under an upper
floor is the inclusion of the ground slab, and foundation walls and footer
otherwise included in the first floor model. Caution should be exercised to
assure that the structural floor slab is not duplicated as a yard improvement
such as paving.
(10) Access stairs typical of the occupancy are included in all basement and
upper floor models.
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Appendix D General Commercial Models
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General Commercial Mercantile Models
This section describes the general commercial mercantile models (GCM).
GCM Basic Shell Components
Site Preparation
Typical grading for a level site applicable to the ground floor area; bulk
excavation applicable to basement area. Foundation Wall types-1, 2,
and 4
Concrete grade walls on concrete spread footings to support load bearing
construction; concrete column footings and grade beams to support
framed construction, perimeter insulation. Frame Type-1
Wood and/or timber beams and columns; interior wood or steel floor
and/or roof supports. Type-2
Steel beams and columns; steel pipe floor and/or roof supports.
Type-3
Reinforced concrete beams and columns.
Type-4
Fire-proofed steel beams and columns.
Exterior Walls Type-1 Basement
Concrete block, waterproofing, insulation at finished areas.
Type-2 Basement
Concrete, waterproofing, insulation at finished areas.
Type-1 Upper
8" concrete block curtain walls; 12" load bearing concrete block walls;
painted exterior; Tilt-up panels, 5”- 6”, gray; add for each 2” of
additional thickness; add for textured finishes Type-2 Upper
8" brick on concrete block back-up curtain walls; 12" brick on concrete
block back-up load bearing walls.
Type-4 Upper 4’ concrete panel guard walls 2’6” high.
Ground Floor
Concrete slab with wire mesh reinforcing at grade level, vapor barrier.
Structural Floors Type-1 Frame
Wood sub-floor on wood joists.
Type-2 Frame
Concrete on corrugated metal deck and steel joists.
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Type-3 Frame Concrete slab and joists. Type-4 Frame
Concrete slab on steel joists.
Roof Structure Type-1 Frame
Flat roof, wood or composition deck on wood joists.
Type-2 Frame
Flat roof, steel deck on steel joists.
Type-3 Frame
Flat roof, concrete slab on concrete joists.
Type-4 Frame
Flat roof, steel deck on steel joists.
Roofing
Composition roofing, insulation
Interior Finish
See Occupancy Model - specific Components
Mechanical
Features
See Occupancy Model - specific Components
MODEL GCM Apartments
Floor Height
10'
Finish Type
Finished divided, 8' ceiling height
Interior Finish and Mechanical Features Walls
Two coats of paint on drywall, wood or metal furring
Flooring
30%vinyl composition tile; 65% carpet and pad; 5% ceramic tile
Ceiling
Taped and painted drywall on wood ceiling joists or metal channel
supports Partitions
Wood frame interior construction typical of occupancy
Lighting
Average cost installation typical of apartments.
HVAC
Heating only
Heating Only
Gas fired forced air
Cooling Additive
Add for air conditioning for one unit only from the Schedule C “Add for
A.C.” column. Air conditioning in multiple units is valued using the unit
finish adjustment. Plumbing
Not included. Plumbing is valued with the application of the unit finish
adjustment.
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Appendix D General Commercial Models
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Notes
Kitchen built-ins, plumbing and air conditioning are included by the
application of the unit finish adjustment
MODEL GCM Auto Service
Floor Height
14'
Finish Type
Semi-finished , 14' floor height
Interior Finish and Mechanical Features Walls
Masonry paint, two coats
Flooring
10%vinyl composite tile; 90% concrete hardener
Ceiling
10% suspended mineral fiber acoustical tile; 90% paint on underside of
roof structure Partitions
Masonry partitions
Lighting
Average cost installation typical of auto service centers
Heating Only
Suspended gas fired radiant heaters
Cooling Additive
Package units
Plumbing
Bibs and drains
Notes
10% office and toilet room area
MODEL GCM Auto Showroom
Floor Height
14'
Finish Type
Finished open, 12' ceiling height
Interior Finish and Mechanical Features Walls
Taped and painted drywall on metal furring
Flooring
Vinyl tile
Ceiling
Acoustical tile on ceiling structure
Partitions
Wood frame interior construction typical of occupancy
Lighting
Average cost installation typical of finished open auto showrooms
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HVAC Zoned air conditioning warm and cooled air Heating Only
Forced air.
Cooling Additive
N/A
Plumbing
Not included
Notes
Exterior walls include expansive plate glass windows typical of the
occupancy
MODEL GCM Bank
Floor Height
14’
Finish Type
Finished divided, 12’ ceiling height
Interior Finish and Mechanical Features Walls
Taped and painted drywall on wood or metal furring
Flooring
95% carpet and pad; 5% terrazzo or equal
Ceiling
Suspended acoustical tile
Partitions
Wood frame interior construction typical of occupancy
Lighting
Average cost installation typical of occupancy
HVAC
Zoned air conditioning warm and cooled air
Heating Only
Forced air
Cooling Additive
N/A
Plumbing
Not included
MODEL GCM Bowling Alley
Floor Height
14’
Finish Type
Finished open, 12’ ceiling height
Interior Finish and Mechanical Features Walls
Taped and painted drywall on metal furring
Flooring
10% vinyl tile; 15% carpet and pad; 75% unfinished lane areas
Ceiling
95% suspended acoustical tile
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Partitions
Wood frame interior construction typical of bowling alleys
Lighting
Low to average cost installation typical of bowling alleys
HVAC
Zoned air conditioning with warm and cooled air
Heating Only
Forced air
Cooling Additive
N/A
Plumbing
Not included
MODEL GCM Car Wash (Automatic)
Floor Height
12'
Finish Type
Semi-finished, 12' floor height
Interior Finish and Mechanical Features Walls
Paint on masonry
Flooring
Unfinished
Ceiling
Unfinished
Partitions
Masonry partitions
Lighting
Average cost installation typical of occupancy
HVAC
Heating only
Heating Only
Space heaters with fan
Cooling Additive
N/A
Plumbing
Bibs and drains
MODEL GCM Convenience Market
Floor Height
12'
Finish Type
Finished open, 10' ceiling height
Interior Finish and Mechanical Features Walls
Taped and painted drywall on wood or metal furring, 10% painted
masonry
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Flooring 90% vinyl tile, 10% unfinished Ceiling
90% suspended acoustical tile, 10% unfinished
Partitions
Wood frame interior construction typical of occupancy
Lighting
Average cost installation typical of occupancy
HVAC
Zoned air conditioning with warm and cooled air
Heating Only
Forced air
Cooling Additive
N/A
Plumbing
Not included
Notes
10% of area is unfinished stock room
MODEL GCM Country Club
Floor Height
12'
Finish Type
Finished divided, 10' ceiling height
Interior Finish and Mechanical Features Walls
Taped and painted drywall on wood or metal furring
Flooring
50% carpet and pad, 30% hardwood on sleepers, 20% ceramic or quarry
tile Ceiling
Taped and painted drywall on metal or wood furring
Partitions
Wood frame interior construction typical of occupancy
Lighting
Average cost installation typical of occupancy
HVAC
Zoned air conditioning with warm and cooled air
Heating Only
Forced air
Cooling Additive
N/A
Plumbing
Not included
MODEL GCM Dining/Lounge
Floor Height
10' basement; 12' upper floor
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Finish Type Finished open, 8' ceiling height in basement, 10' ceiling height in upper
floors Interior Finish and Mechanical Features Walls
Painted drywall on wood or metal furring
Flooring
75% carpet and pad; 10% parquet with wood sleepers, 15% quarry
and/or ceramic tile Ceiling
Acoustical tile, mineral fiber, including suspension system
Partitions
Wood and masonry interior construction typical of occupancy
Lighting
Average cost installation typical of occupancy
HVAC
Zoned air conditioning with warm and cooled air
Heating Only
Forced air
Cooling Additive
N/A
Plumbing
Not included
MODEL GCM Funeral Home
Floor Height
12'
Finish Type
Finished divided, 10' ceiling height
Interior Finish and Mechanical Features Walls
Taped and painted drywall on wood furring
Flooring
70% carpet and pad; 30% vinyl
Ceiling
Suspended acoustical tile of mineral fiber
Partitions
Wood frame construction typical of occupancy
Lighting
Average cost installation typical of occupancy
HVAC
Zoned air conditioning with warm and cooled air
Heating Only
Forced air
Cooling Additive
N/A
Plumbing
Not included
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MODEL GCM Health Club
Floor Height
12'
Finish Type
Finished open, 10' ceiling height
Interior Finish and Mechanical Features Walls
Taped and painted drywall on metal or wood furring
Flooring
45% carpet and pad; 10% ceramic tile; 5% vinyl tile; 40% unfinished to
courts Ceiling
Suspended acoustical tile, mineral fiber over 60% of the floor area
Partitions
85% wood and 15% masonry interior construction typical of occupancy
Lighting
Average cost installation typical of occupancy
HVAC
Packaged air conditioning
Heating Only
Forced air
Cooling Additive
N/A
Plumbing
Not included
Notes
Additives for racquetball and squash courts apply
MODEL GCM Hotel/Motel Service
Floor Height
12'
Finish Type
Finished divided, 10' ceiling height
Interior Finish and Mechanical Features Walls
Painted drywall on metal or wood furring
Flooring
75% carpet and pad; 10% parquet, 15% quarry or ceramic tile
Ceiling
Suspended acoustical tile of mineral fiber
Partitions
Masonry interior construction typical of occupancy
Lighting
Average cost installation typical of occupancy
HVAC
Zoned air conditioning with warm and cooled air
Heating Only
Forced air
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Cooling Additive
N/A
Plumbing
Not included
MODEL GCM Hotel/Motel Units
Floor Height
10'
Finish Type
Finished divided, 8' ceiling height
Interior Finish and Mechanical Features Walls
Taped and painted drywall on metal furring
Flooring
80% carpet and pad; 10% vinyl tile; 10% ceramic tile
Ceiling
Painted drywall on furring
Partitions
20% masonry and 80% wood frame interior construction typical of
occupancy Lighting
Average cost installation typical of occupancy
HVAC
Zoned air conditioning with warm and cooled air
Heating Only
Forced air
Cooling Additive
N/A
Plumbing
Not included
Notes
Plumbing is included by the application of the unit finish adjustment
MODEL GCM Ice Rink
Floor Height
18'
Finish Type
Semi-finished, 18' floor height
Interior Finish and Mechanical Features Walls
Painted masonry
Flooring
40% vinyl tile & rubber mat; 20% painted; 40% unfinished
Ceiling
Suspended mineral fiber acoustical tile over 40% of area
Partitions
Masonry partitions typical of occupancy
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Lighting
Average cost installation typical of occupancy
HVAC
Heating only
Heating Only
40% forced air, 20% suspended gas fired unit heaters
Cooling Additive
N/A
Plumbing
Not included
MODEL GCM Nursing Home
Floor Height
10'
Finish Type
Finished divided; 8' ceiling height
Interior Finish and Mechanical Features Walls
Taped and painted drywall on wood or metal furring
Flooring
50% carpet and pad; 45% vinyl tile; 5% ceramic tile
Ceiling
Painted drywall on ceiling supports
Partitions
Wood frame interior construction typical of occupancy
Lighting
Average cost installation typical of occupancy
HVAC
Zoned air conditioning with warm and cooled air
Heating Only
Forced air
Cooling Additive
N/A
Plumbing
Not included
MODEL GCM General Office
Floor Height
10' basement; 12' upper floors
Finish Type
Finished divided; 8' ceiling height in basement, 10' ceiling height in
upper floors Interior Finish and Mechanical Features Walls
Taped and painted drywall on wood or metal furring
Flooring
Basement - vinyl tile. Upper - 95% carpet and pad; 5% ceramic or
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quarry tile Ceiling
Acoustical tile of organic fiber including suspension system
Partitions
Wood frame interior construction typical of occupancy
Lighting
Average cost installation typical of occupancy
HVAC
Zoned air conditioning with warm and cooled air
Heating Only
Forced air
Cooling Additive
N/A
Plumbing
Not included
MODEL GCM Medical Office
Floor Height
12' first floor; 11' upper floors
Finish Type
Finished divided; 10' ceiling height first floor, 9' ceiling height in upper
floors Interior Finish and Mechanical Features Walls
Taped and painted drywall on wood or metal furring
Flooring
95% carpet and pad; 5% ceramic or quarry tile
Ceiling
Acoustical tile, mineral fiber including suspension system
Partitions
Wood frame interior construction typical of occupancy
Lighting
Average cost installation typical of occupancy
HVAC
Zoned air conditioning with warm and cooled air
Heating Only
Forced air
Cooling Additive
N/A
Plumbing
Not included
MODEL GCM Parking Garage
Floor Height
8' basements; 10' upper floors
Finish Type
Unfinished
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Interior Finish and Mechanical Features Walls
Unfinished
Flooring
Unfinished
Ceiling
Unfinished
Partitions
Masonry interior construction typical of parking structures
Lighting
Average cost flexible conduit, minimal illumination typical of unfinished
areas HVAC
Ventilation only
Heating Only
N/A
Cooling Additive
N/A
Plumbing
Not included
Special
Treatment
Type 4 walls applicable to upper floor models consist of 4" concrete
panel guard walls 2'6" high Notes
(1) Stall stripping, curbing, lane markings, arrows and directional signs,
ramps and access ways typical of occupancy are included in the model.
(2) Sub-basements include an allowance for grade walls excluded from
the basement models.
MODEL GCM General Retail
Floor Height
12' basement; 14' first floor: 12’ upper floors
Finish Type
Finished open; 10' ceiling height in basement, 12' ceiling height in first
floor: 10’ ceiling height in upper floors Interior Finish and Mechanical Features Walls
Taped and painted drywall on metal or wood furring
Flooring
85% of floor area is vinyl tile, 15% unfinished
Ceiling
85% of ceiling area is acoustical tile of mineral fiber including
suspension system; 15% unfinished Partitions
Wood frame interior construction typical of occupancy
Lighting
85% average cost installation typical of occupancy, 15% above average
cost installation typical of unfinished areas
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HVAC Packaged units with warm and cooled air Heating Only
Forced air
Cooling Additive
N/A
Plumbing
Not included
Notes
15% unfinished stock area
MODEL GCM Department Store
Floor Height
16' first floor, 14’ upper floors
Finish Type
Finished open; 14' ceiling height in first floor, 12’ ceiling height in upper
floors Interior Finish and Mechanical Features Walls
Taped and painted drywall on metal or wood furring; 20% unfinished
storage and service area Flooring
40% vinyl tile, 35% above average cost carpeting, 5%ceramic or quarry
tile, 20% unfinished Ceiling
80% acoustical tile of mineral fiber, including suspension system; 20%
unfinished Partitions
Wood frame interior construction typical of occupancy
Lighting
Average cost installation typical of occupancy
HVAC
Zoned air conditioning with warm and cooled air
Heating Only
Forced air
Cooling Additive
N/A
Plumbing
Not included
Notes
20% unfinished storage and service areas
MODEL GCM Discount Store
Floor Height
14'
Finish Type
Finished open; 12' ceiling height
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Interior Finish and Mechanical Features Walls
Taped and painted drywall on metal or wood furring; 20% unfinished
stock area Flooring
40% vinyl tile, 40% average cost carpeting; 20% unfinished
Ceiling
80% acoustical tile of mineral fiber including suspension system; 20%
unfinished Partitions
Wood frame interior construction typical of occupancy
Lighting
Average cost installation typical of discount stores
HVAC
Packaged heating and cooling system
Heating Only
Forced air
Cooling Additive
N/A
Plumbing
Not included
Notes
20% unfinished storage and service areas
MODEL GCM Neighborhood Shopping (Strip) Center
Floor Height
14'
Finish Type
Finished open; 12' ceiling height
Interior Finish and Mechanical Features Walls
80% taped and painted drywall on furring; 20% two coats masonry paint
in stock area Flooring
40% vinyl tile, 40% average grade carpeting; 20% unfinished
Ceiling
80% acoustical tile of organic fiber including suspension system; 20%
unfinished Partitions
Wood frame interior construction typical of occupancy and exclusive of
division walls Lighting
80% average cost installation typical of neighborhood strip center stores;
20% average cost flexible conduit with minimal fluorescent fixtures
typical of unfinished storage areas HVAC
Packaged heating and cooling system
Heating Only
Forced air
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Cooling Additive
N/A
Plumbing
Not included
Notes
20% unfinished stock areas
MODEL GCM Regional Shopping Center Mall Shops
Floor Height
14'
Finish Type
Finished open; 12' ceiling height
Interior Finish and Mechanical Features Walls
80% taped and painted drywall on furring; 20% two coats masonry paint
in stock area Flooring
30% vinyl tile, 40% average grade carpeting; and 10% ceramic or quarry
tile; 20% unfinished Ceiling
80% acoustical tile of organic fiber and including suspension system;
20% unfinished Partitions
Wood frame interior construction typical of occupancy and exclusive of
division walls Lighting
80% average cost installation typical of occupancy; 20% average cost
flexible conduit with minimal fluorescent fixtures typical of unfinished
storage areas HVAC
Zoned air conditioning with warm and cooled air
Heating Only
Forced air
Cooling Additive
N/A
Plumbing
Not included
Notes
20% unfinished stock areas
MODEL Stand alone basement
Floor Height
9’
Finish Type
Unfinished
Interior Finish and Mechanical Features
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Walls
Unfinished
Flooring
Unfinished
Ceiling
Unfinished
Partitions
6" concrete block at 1% density
Lighting
Average cost nonmetallic wiring and minimal illumination typical of
unfinished areas HVAC
Heating only
Heating Only
Space heaters with fan
Cooling Additive
Evaporated coolers
Plumbing
Not included
MODEL GCM Supermarket
Floor Height
14'
Finish Type
Finished open; 12' ceiling height
Interior Finish and Mechanical Features Walls
80% taped and painted drywall on furring; 20% two coats masonry paint
in stock area Flooring
60% vinyl tile, balance unfinished to shelving
Ceiling
Acoustical tile of mineral fiber and including suspension system
Partitions
Wood frame interior construction typical of occupancy
Lighting
Average cost installation typical of occupancy
HVAC
Packaged heating and cooling system
Heating Only
Forced air
Cooling Additive
N/A
Plumbing
Not included
Notes
20% unfinished stock areas
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MODEL GCM Theater
Floor Height
20'
Finish Type
Finished open; 18' ceiling height
Interior Finish and Mechanical Features Walls
Taped and painted drywall on furring
Flooring
90% average cost carpet and pad; 10% terrazzo or equal
Ceiling
Suspended acoustical tile of mineral fiber
Partitions
Average cost masonry interior construction typical of motion picture
theaters Lighting
Average cost installation typical of motion picture theaters
HVAC
Zoned air conditioning with warm and cooled air
Heating Only
Forced air
Cooling Additive
N/A
Plumbing
Not included
MODEL GCM Utility Storage
Floor Height
Basement - 9'; First - 14'; Upper Floors - 12'
Finish Type
Unfinished at variable floor heights
Interior Finish and Mechanical Features Walls
Unfinished
Flooring
Unfinished
Ceiling
Unfinished
Partitions
6" concrete block at 1% density
Lighting
Average cost nonmetallic wiring and minimal illumination typical of
unfinished areas HVAC
Heating only
Heating Only
Space heaters with fan
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Cooling Additive Evaporated coolers Plumbing
Not included
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General Commercial Industrial Models
This section describes the general commercial industrial models (GCI).
GCI Basic Shell Components
Site Preparation
Typical grading for a level site applicable to the ground floor area; bulk
excavation applicable to basement area. Foundation
Reinforced concrete column footings and grade beams; perimeter
insulation. Frame Type-1
Wood and/or timber beams and columns.
Type-2
Steel beams and columns.
Type-3
Reinforced concrete beams and columns.
Type-4
Fire-proofed steel beams and columns.
Exterior Walls Type-1 Basement
Reinforced concrete block, waterproofing, insulation at finished areas.
Type-2 Basement
Reinforced concrete, waterproofing, insulation at finished areas.
Type-1 Upper
8" concrete block with painted exterior; Tilt-up panels, 5”- 6”, gray; add
for each 2” of additional thickness; add for textured finishes. Type-2 Upper
8" common brick on concrete block back-up.
Type-3 Upper
Aluminum or metal siding on steel framing, insulation.
Ground Floor
Reinforced concrete slab at grade level, vapor barrier.
Structural Floors Type-1 Frame
Wood sub-floor on wood joists.
Type-2 Frame
Reinforced concrete on metal deck and steel joists.
Type-3 Frame
Reinforced concrete flat slab and joists.
Type-4 Frame
Reinforced concrete on metal deck and steel joists.
Roof Structure Type-1 Frame
Flat roof, wood or composition deck on wood joists.
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Type-2 Frame Flat roof, steel deck on steel joists; open steel frame for low profile
gabled roof. Type-3 Frame
Flat roof, concrete slab on concrete joists.
Type-4 Frame
Flat roof, steel deck on steel joists.
Roofing
Composition roofing, insulation for flat roofs; corrugated aluminum or
steel for gabled roofs. Interior Finish
See occupancy model - specific components
Mechanical
Features
See occupancy model - specific components
MODEL GCI Commercial Garage
Floor Height
14'
Finish Type
Unfinished; 14' floor height
Interior Finish and Mechanical Features Walls
Unfinished
Flooring
Concrete hardener
Ceiling
Unfinished
Partitions
6" hollow concrete block at a density of 100 square feet of floor per
linear foot of partition, hollow metal doors, masonry paint on one side Lighting
Average cost installation typical of occupancy
HVAC
Gas-fired unit heaters with fan, ventilation with ducts and blowers
Heating Only
Gas-fired unit heaters with fan
Cooling Additive
Evaporative coolers
Plumbing
Bibs and floor drains (1/1000 SF)
MODEL GCI Hangar
Floor Height
20'
Finish Type
Unfinished; 20' floor height
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Appendix D General Commercial Models
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Interior Finish and Mechanical Features Walls
Unfinished
Flooring
Concrete hardener
Ceiling
Unfinished
Partitions
6" hollow concrete block at a density of 100 square feet of floor per
linear foot of partition, hollow metal doors, masonry paint on one side Lighting
Average cost installation typical of occupancy
HVAC
Gas fired unit heaters, ventilation with ducts and blowers
Heating Only
Gas-fired unit heaters with fan
Cooling Additive
Evaporative coolers
Plumbing
Bibs and floor drains (1/3200 SF)
MODEL GCI Light Manufacturing
Floor Height
Basement - 9', first floor - 14', upper floors - 12'
Finish Type
Semi-finished; variable floor heights
Interior Finish and Mechanical Features Walls
Painted interior walls
Flooring
Concrete hardener
Ceiling
Unfinished
Partitions
8" solid concrete block painted both sides with a density of 60 square
feet of floor per linear foot of partitioning and including 5% single leaf
hollow metal and fire doors Lighting
Average cost installation typical of occupancy
HVAC
Forced air heating, ventilation with ducts and blowers
Heating Only
Gas-fired forced air
Cooling Additive
Package units, short ducts
Plumbing
Bibs and floor drains (1/3200 SF)
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Appendix D General Commercial Models
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MODEL GCI Heavy Manufacturing
Floor Height
Basement - 9' high; first floor - 14'; upper floors - 12'
Finish Type
Semi-finished, variable floor heights
Interior Finish and Mechanical Features Walls
Painted interior walls
Flooring
Concrete hardener
Ceiling
Unfinished
Partitions
8" solid concrete block painted both sides with a density of 60 square
feet of floor per linear foot of partitioning and including 5% single leaf
hollow metal and fire doors Lighting
Average cost installation typical of light manufacturing occupancies
HVAC
Forced air heating, ventilation with ducts and blowers
Heating Only
Gas-fired forced air
Cooling Additive
Package units, short ducts
Plumbing
Bibs and floor drains (1/3200 SF)
Notes
Above average cost foundations, frame and floor and roof structures to
support heavy floor load capacity and structural stress
MODEL GCI Loft Manufacturing
Floor Height
12'
Finish Type
Semi-finished; 12' floor heights
Interior Finish and Mechanical Features Walls
2 coats of masonry paint
Flooring
Unfinished
Ceiling
Unfinished
Partitions
8" solid concrete block with one side of masonry paint for a height of 12'
and a density of 50 square feet of floor per linear foot of partition Lighting
Average cost installation typical of lofts
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Appendix D General Commercial Models
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HVAC
Gas-fired unit heaters and ventilation with ducts and blowers
Heating Only
Gas-fired unit heaters with fans
Cooling Additive
Packaged unit, short ducts
Plumbing
Not included
Notes
This model is applicable to multi-story industrial facilities typical of
older style load-bearing masonry construction
MODEL GCI Mill Manufacturing
Floor Height
40’
Finish Type
Semi-finished; 40’ floor height
Interior Finish and Mechanical Features Walls
Painted interior walls
Flooring
Heavy duty concrete hardener
Ceiling
Unfinished
Partitions
8" concrete block painted both sides with a density of 60 square feet of
floor per linear foot of partitioning and includes 5% single leaf hollow
metal and fire doors Lighting
Average cost installation typical of heavy manufacturing occupancies
HVAC
Gas-fired forced air, ventilation with ducts and blowers
Heating Only
Gas-fired forced air
Cooling Additive
Package units, short ducts
Plumbing
Bibs and floor drains (1/3200 SF)
Notes
High cost foundation, frame, floor and roof structure to support extra
heavy floor load capacity and structural stress.
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Appendix D General Commercial Models
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MODEL GCI Industrial Office
Floor Height
12'
Finish Type
Finished divided, 10' ceiling height
Interior Finish and Mechanical Features Walls
Taped and painted drywall on metal or wood furring for a 10' ceiling
height Flooring
65% vinyl tile, 25% carpet and pad, 10% ceramic or quarry tile
Ceiling
Acoustical tile of mineral fiber and including a suspension system
Partitions
Wood frame interior construction typical of finished divided office
occupancies Lighting
Average cost installation typical of divided office areas
HVAC
Zoned air conditioning with warm and cooled air
Heating Only
Gas-fired forced air
Cooling Additive
N/A
Plumbing
Not included
MODEL GCI Power Generating Plant
Floor Height
30' [See note (2)]
Finish Type
Semi-finished, 30' floor height [See note (2)]
Interior Finish and Mechanical Features Walls
Painted interior walls
Flooring
30% quarry tile, 70% concrete floor hardener
Ceiling
Painted undercoating of floor and roof structures
Partitions
Average cost masonry interior construction typical of heavy
manufacturing occupancy Lighting
Average cost installation typical of heavy manufacturing occupancies
HVAC
Heating only
Heating Only
Forced air
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Appendix D General Commercial Models
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Cooling Additive
Package units, short ducts
Plumbing
Not included
Notes
(1) High cost foundation, frame, floor and roof structure to support
heavy floor load capacity and structural stress.
(2) Upper floor model does not include exterior walls or interior finish.
The upper floor pricing represents the intermediate floor components
only. Total building height is calculated using the first floor model and
adjusting for height variations from 30 feet.
MODEL GCI Research and Development
Floor Height
12'
Finish Type
Finished divided, 10' ceiling height
Interior Finish and Mechanical Features Walls
Taped and painted drywall on wood or metal furring
Flooring
25% carpet and pad, 10% ceramic and quarry tile, 5% computer flooring,
60% vinyl tile Ceiling
Acoustical tile of mineral fiber including a suspension system
Partitions
50% masonry and 50% wood frame interior construction typical of
laboratories Lighting
Average cost installation typical of laboratories
HVAC
Zoned air conditioning with warm and cooled air
Heating Only
Gas fired forced air
Cooling Additive
N/A
Plumbing
Not included
Notes
This model is applicable to laboratory type research and development
facilities
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Appendix D General Commercial Models
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MODEL GCI Small Shop
Floor Height
First floor - 14', Upper floors - 12'
Finish Type
Semi-finished, variable floor heights
Interior Finish and Mechanical Features Walls
Painted interior walls
Flooring
10% vinyl composition tile, 90% concrete hardener
Ceiling
10% suspended acoustical ceiling of mineral fiber, 90% unfinished
Partitions
Low cost wood frame construction for typical occupancy
Lighting
Low cost installation typical of occupancy
HVAC
Heating only
Heating Only
Unit heaters with fan
Cooling Additive
Package unit
Plumbing
Not included
Notes
Model contains 10% finished office area
MODEL GCI Truck Terminal Bunk Room
Floor Height
9'
Finish Type
Finished open, 8' ceiling height
Interior Finish and Mechanical Features Walls
Taped and painted drywall on metal or wood furring
Flooring
Vinyl tile
Ceiling
Taped and painted drywall
Partitions
8” concrete block, painted on two sides for toilet rooms and stairway
enclosures Lighting
Average cost nonmetallic wiring for the average amount of outlets
typical of the occupancy HVAC
Heating only
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Appendix D General Commercial Models
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Heating Only Gas fired forced air Cooling Additive
Package unit, short ducts
Plumbing
Not included
MODEL GCI Truck Terminal Warehouse
Floor Height
14'
Finish Type
Unfinished
Interior Finish and Mechanical Features Walls
Unfinished
Flooring
10% vinyl tile, 90% floor
Ceiling
Unfinished
Partitions
Average cost wood frame interior construction typical of storage
warehousing occupancies Lighting
Average cost installation typical of transit warehousing occupancies
HVAC
Heating only
Heating Only
Gas fired unit heaters with fans
Cooling Additive
Package unit, short ducts
Plumbing
Not included
MODEL GCI Light Utility/Storage
Floor Height
Basement - 9'; First floor - 14'; Upper floors - 12'
Finish Type
Unfinished; variable floor heights
Interior Finish and Mechanical Features Walls
Unfinished
Flooring
Unfinished
Ceiling
Unfinished
Partitions
6" hollow concrete block at a 1% density
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Appendix D General Commercial Models
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Lighting Average cost, nonmetallic wiring and minimal outlets typical of
unfinished areas HVAC
Heating only
Heating Only
Gas space heaters with fan
Cooling Additive
Evaporative coolers
Plumbing
Not included
MODEL GCI Heavy Utility/Storage
Floor Height
Basement - 9'; First floor - 14'; Upper floors - 12'
Finish Type
Unfinished, variable floor heights
Interior Finish and Mechanical Features Walls
Unfinished
Flooring
Unfinished
Ceiling
Unfinished
Partitions
6" hollow concrete block at a 1% density
Lighting
Average cost, nonmetallic wiring and minimal outlets typical of
unfinished areas HVAC
Heating only
Heating Only
Gas space heaters with fan
Cooling Additive
Evaporative coolers
Plumbing
Not included
Notes
Above average cost foundation, frame, floor and roof structure to
support heavy floor load capacity and structural stress.
MODEL GCI Light Warehouse
Floor Height
18'
Finish Type
Unfinished; 18' floor height
Interior Finish and Mechanical Features
Page 33
Appendix D General Commercial Models
Real Property Assessment Guidelines Page 33
Walls
Unfinished
Flooring
Unfinished
Ceiling
Unfinished
Partitions
Wood frame interior construction typical of storage warehouse
occupancies Lighting
Average cost installation typical of storage warehouse occupancies
HVAC
Heating only
Heating Only
Gas-fired unit heaters
Cooling Additive
Package units, short ducts
Plumbing
Not included
MODEL GCI Loft Warehouse
Floor Height
First floor - 14'; Upper floor - 12'
Finish Type
Semi-finished at variable floor heights
Interior Finish and Mechanical Features Walls
2 coats of paint
Flooring
Unfinished
Ceiling
Unfinished
Partitions
8" hollow concrete block painted one side with a density of 100 square
feet of floor per linear foot of partitioning Lighting
Low cost installation typical of lofts
HVAC
Heating only
Heating Only
Gas-fired unit heaters with fan
Cooling Additive
Package unit, short ducts
Plumbing
Not included
Notes
This model is applicable to multi-story industrial facilities typical of old
style load bearing wall construction
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Appendix D General Commercial Models
Real Property Assessment Guidelines Page 34
MODEL GCI Mini Warehouse
Floor Height
12'
Finish Type
Unfinished; 12' floor height
Interior Finish and Mechanical Features Walls
Unfinished
Flooring
Unfinished
Ceiling
Unfinished
Partitions
Low cost frame interior construction typical of occupancy
Lighting
Low cost installation typical of occupancy
HVAC
Not included
Heating Only
Not included
Cooling Additive
Not included
Plumbing
Not included
Special
Treatment
Heating additive - space heaters @ $ .75 per square foot
Page 35
Appendix D General Commercial Models
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General Commercial Residential Models
This section describes the general commercial residential models (GCR).
GCR Basic Shell Components
Site Preparation
Typical grading for a level site applicable to the ground floor area; bulk
excavation applicable to basement area. Foundation Type-1 Walls
Concrete block grade walls on concrete spread footings; perimeter
insulation. Type-2 Walls
Concrete grade walls on concrete spread footings; perimeter insulation.
Frame (Type-1)
Interior wood framing and roof supports.
Exterior Walls Type-1 Basement
Concrete block, waterproofing, insulation at finished areas.
Type-2 Basement
Concrete, waterproofing, insulation at finished areas.
Type-1 Upper
Wood, aluminum or vinyl siding, or stucco on sheathing and load
bearing wood stud framing, insulation. Type-2 Upper
Brick veneer on wood sheathing and load bearing wood stud framing,
insulation Ground Floor
Concrete slab with wire mesh reinforcing at grade level, vapor barrier.
Structural Floors
Wood sub-floor on wood joists.
Roof Structure
Gabled type roof at a 4/12 pitch, wood or composition deck on wood
joists Roofing
Composition shingle roofing, insulation
Interior Finish
See occupancy model - specific components
Mechanical
Features
See occupancy model - specific components
Page 36
Appendix D General Commercial Models
Real Property Assessment Guidelines Page 36
MODEL GCR Apartment
Floor Height
9'
Finish Type
Finished divided, 8' ceiling heights
Interior Finish and Mechanical Features Walls
Painted drywall on wood furring
Flooring
85% carpet and pad; 15% vinyl composition tile
Ceiling
Taped and painted drywall on ceiling supports
Partitions
Frame interior construction typical of occupancy
Lighting
Low to average cost installation typical of occupancy
HVAC
Forced air heating only
Heating Only
Forced air
Cooling Additive
Add for air conditioning for one unit from Schedule C “Add for A. C.”
column. Air conditioning for multiple units is valued using the unit
finish adjustment. Plumbing
Not included, plumbing is valued with the application of the unit finish
adjustment Notes
Kitchen build-ins, plumbing specifications of a 3-fixture bathroom with
shower tub, kitchen sink, hot water supply per living unit, and air
conditioning, if applicable, are included by the application of the unit
finish adjustment
MODEL GCR Dining/ Lounge
Floor Height
Basement - 9'; upper floors - 12'
Finish Type
Finished open, 8' ceiling height in basement, 10' in upper floors
Interior Finish and Mechanical Features Walls
Painted drywall on wood furring
Flooring
75% carpet and pad; 10% parquet, 15% quarry or ceramic tile
Ceiling
Acoustical tile of organic fiber on furring for basement finish, suspended
mineral fiber acoustical tile in upper floors
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Appendix D General Commercial Models
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Partitions Low cost wood frame interior construction typical of table service
restaurants Lighting
Average cost installation typical of table service restaurants
HVAC
Zoned air conditioning with warm and cooled air
Heating Only
Gas fired forced air
Cooling Additive
N/A
Plumbing
Not included
MODEL GCR Funeral Home
Floor Height
12'
Finish Type
Finished divided, 10' ceiling height
Interior Finish and Mechanical Features Walls
Taped and painted drywall on metal furring
Flooring
90% carpet and pad; 10% vinyl tile
Ceiling
Acoustic tile, mineral fiber, including suspension system
Partitions
Average cost wood frame interior construction typical of mortuaries
Lighting
Average cost installation typical of mortuaries
HVAC
Heat pump system with warm and cool air
Heating Only
Gas fired forced air
Cooling Additive
N/A
Plumbing
Not included
MODEL GCR Motel Service
Floor Height
Basement - 9'; upper - 12'
Finish Type
Finished open, 8' ceiling height in basement, 10' in upper floors
Interior Finish and Mechanical Features Walls
Taped and painted drywall on wood furring
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Appendix D General Commercial Models
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Flooring Basement and first floor - 85% carpet and pad; 10% vinyl tile; 5% quarry
or ceramic tile
Upper floor – 85% carpet and pad; 15% vinyl tile Ceiling
Taped and painted gypsum board on metal furring for basement and
upper finish, suspended mineral fiber acoustical tile for first floor Partitions
Low cost wood frame interior construction typical of table service
restaurants Lighting
Average cost installation typical of table service restaurants
HVAC
Zoned air conditioning with warm and cool air
Heating Only
Gas fired forced air
Cooling Additive
N/A
Plumbing
Not included
MODEL GCR Motel Units
Floor Height
9'
Finish Type
Finished divided, 8' ceiling height
Interior Finish and Mechanical Features Walls
Taped and painted drywall on wood furring
Flooring
85% carpet and pad; 15% vinyl tile
Ceiling
Taped and painted gypsum board on wood furring
Partitions
Taped and painted drywall and sound deadening board on wood studs
Lighting
Average cost installation typical of occupancy
HVAC
Through-the-wall electric heating and cooling units with fan
Heating Only
Electric wall units
Cooling Additive
N/A
Plumbing
Not included, plumbing is valued with the application of the unit finish
adjustment
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Appendix D General Commercial Models
Real Property Assessment Guidelines Page 39
MODEL GCR Nursing Home
Floor Height
10'
Finish Type
Finished divided, 8' ceiling heights
Interior Finish and Mechanical Features Walls
Taped and painted drywall on wood furring
Flooring
50% carpet and pad; 45% vinyl tile; 5% ceramic tile or equal
Ceiling
Painted gypsum board on metal furring
Partitions
Taped and painted drywall on wood studs
Lighting
Average cost installation typical of group care facilities
HVAC
Zoned air conditioning with warm and cooled air
Heating Only
Gas fired forced air
Cooling Additive
N/A
Plumbing
Not included
MODEL GCR Utility Storage Basement
Floor Height
9'
Finish Type
Unfinished
Interior Finish and Mechanical Features Walls
Unfinished
Flooring
Unfinished
Ceiling
Unfinished
Partitions
Concrete block at a 1% density
Lighting
Average cost, nonmetallic wiring and incandescent fixtures, minimal
illumination typical of unfinished areas HVAC
Heating only
Page 40
Appendix D General Commercial Models
Real Property Assessment Guidelines Page 40
Heating Only Space heaters with fan Cooling Additive
Evaporated coolers
Plumbing
Not included
MODEL GCR General Office
Floor Height
Basement - 9'; Upper floor - 10'
Finish Type
Finished divided, 8' ceiling heights
Interior Finish and Mechanical Features Walls
Taped and painted drywall on wood furring
Flooring
95% carpet and pad, 5% ceramic or quarry tile
Ceiling
Acoustical tile of mineral fiber, including suspension system in upper
floors Partitions
Low cost wood framed interior construction typical of occupancy
Lighting
Average cost installation typical of occupancy
HVAC
Heat pump system with warm and cooled air
Heating Only
Gas fired forced air
Cooling Additive
N/A
Plumbing
Not included
MODEL GCR Medical Office
Floor Height
10'
Finish Type
Finished divided, 8' ceiling height
Interior Finish and Mechanical Features Walls
Taped and painted drywall on wood furring
Flooring
95% carpet and pad, 5% ceramic or quarry tile
Ceiling
Acoustical tile of mineral fiber, including suspension system in upper
floors Partitions
Wood frame interior construction typical of occupancy
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Appendix D General Commercial Models
Real Property Assessment Guidelines Page 41
Lighting Average cost installation typical of occupancy HVAC
Heat pump system with warm and cooled air
Heating Only
Gas fired forced air
Cooling Additive
N/A
Plumbing
Not included
MODEL GCR Bank
Floor Height
10'
Finish Type
Finished divided, 8' ceiling height
Interior Finish and Mechanical Features Walls
Taped and painted drywall on wood furring
Flooring
95% carpet and pad, 5% ceramic or quarry tile
Ceiling
Acoustical tile of organic fiber, including suspension system
Partitions
Average cost wood frame interior construction typical of occupancy
Lighting
Average cost installation typical of occupancy
HVAC
Heat pump system with warm and cooled air
Heating Only
Gas fired forced air
Cooling Additive
N/A
Plumbing
Not included
Page 42
Appendix D General Commercial Models
Real Property Assessment Guidelines Page 42
General Commercial Kit Models
This section describes the general commercial kit models (GCK).
Model: GCK---- General Commercial Kit
Foundation
Pole frame Wood poles or posts embedded in the ground
Steel frame Reinforced concrete column footings under each column in rigid
steel frame construction and each post in post and beam
construction
Frame
Pole frame Wood treated poles or posts on 8’ to 10’ centers around the
perimeter of the structure with wood rafters, wood girts, and
wood purlins
Steel frame Steel tapered plate columns or post and beam construction with a
maximum total roof load weight of 30 pounds. The structure
contains light steel beams, steel girts, and steel purlins (See
definitions at bottom of model)
Exterior
Walls Light steel of 26 to 28 gauge thickness or wood siding on wood
or steel girts for a wall height of 12 feet. Add for exterior
sheathing, insulation, light aluminum siding, interior liner, heavy
gauge siding, plastic panel siding, and sandwich paneling
Openings 1% walk-in doors and 4% overhead doors
Roof Light steel roofing on wood or steel purlins. Add for insulation,
light aluminum roofing, interior liner, heavy gauge roofing, and
sandwich paneling
Unfinished interior
Partitioning Frame partitions for a height of 12’
Lighting Low concentration of fixtures, receptacle, switches, and service
Heating Gas fired units or radiant heaters
AC Add Evaporative coolers
Semi-finished interior
Flooring Hardener and sealer
Ceiling 10% acoustical ceilings, tile, or panels, including suspension
system and 90% painted
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Appendix D General Commercial Models
Real Property Assessment Guidelines Page 43
Partitioning Frame partitions for a height of 12’
Lighting High concentration of fixtures, receptacle, switches, and service
Heating Gas fired forced air system
AC Add Evaporative coolers
Finished open interior
Walls Taped drywall on metal furring with 2 coats of paint
Flooring 85% of floor area is 90% vinyl tile and 10% carpet and 15% of
the floor is unfinished
Ceiling 85% of floor area is acoustical tile constructed of mineral fiber
and supported throughout by a suspension system
Partitioning Frame partitions with a wall height of 12’ typically found in
finished open interiors
Lighting Typical fixtures, receptacle, switches, and service found in open
interiors
Heating Gas fired forced air system
AC Add Air conditioning through force air system
Finished divided interior
Walls Taped drywall on metal furring with 2 coats of paint
Flooring 95% of floor area is carpet and pad, and 5% is unfinished
Ceiling 100% of floor area is acoustical tile constructed of mineral fiber
and supported throughout by a suspension system
Partitioning Frame partitions with a wall height of 12’ typically found in
finished divided interiors
Lighting Typical fixtures, receptacle, switches, and service found in
finished divided interiors
Heating Gas fired forced air system
AC Add Air conditioning through force air system
GCK Steel Frame Terms:
Total roof load: The sum of the roof snow load or live load (whichever is greater) and the
collateral load.
Collateral load: The dead load induced by stationary hanging loads such as drop ceilings,
sprinklers, mechanical systems, electrical equipment, etc.
Snow load: The load induced by snow collecting on the roof.
Live load: The load induced during maintenance by workers, equipment, or materials.